Delivered 2015

River Garden Thao Dien — Apartments for Sale & Rent

Name: River Garden
Address: VN

Indochina Land

Delivered 2015 · Pink books issued

Thảo Điền's original luxury riverside address — two 21-storey towers on Nguyễn Văn Hưởng, walking distance to both BIS HCMC campuses, with 34% building density, resort-style grounds, and all units above 135 m².

💰 8,3 tỷ – 25,4 tỷ📏 99 triệu/m²🏗️ Delivered 2015🏢 210 units

River Garden is a low-density luxury residential complex by Indochina Land at 170 Nguyễn Văn Hưởng in Thảo Điền, Thủ Đức — one of the pioneering projects that established Thảo Điền's reputation as Ho Chi Minh City's premier international enclave. Two 21-storey towers on approximately 3,000 m² of land deliver 210 generously sized apartments designed by Hong Kong firm RealArchitecture, with a resort aesthetic, wide setbacks, and balconies oriented toward the Saigon River corridor. At 34% building density, the landscaped grounds occupy the majority of the site.

Neighborhood

77*

Family Score

Good

Family appeal is strong here. Asian International School (AHS) is steps away, and the French International School is next door — with British International School's Junior Campus an 850m walk along the same street, making this one of the most school-dense addresses in Thảo Điền.

92

Leisure Score

Excellent

Lifestyle appeal is excellent here. Nguyễn Văn Hưởng's international strip puts a dense mix of cafés, restaurants, and casual social venues within a short walk — the kind of walkable lifestyle infrastructure that made Thảo Điền HCMC's most established expat enclave.

67*

Convenience

Good

Daily convenience is solid for this location. AEON Supermarket is next door — covering the main grocery run without a car — and Sense City mall is 1.5km away for broader retail needs.

60

Health

Good

Medical access is adequate but not close at hand. Several clinics and pharmacies serve the immediate area within 1km — enough for everyday healthcare — while Gia Dinh People's Hospital is 2.4km away for specialist or emergency care.

24

Transit Access

Below Avg

Transit access is limited from the door. The nearest Line 1 metro stop is 2.1km away — requiring a bus or ride-hail for most daily metro connections rather than a practical walk.

92

Commute Ease

Excellent

30 min to Q1 Bến Thành via 153 → MRT1. 3 min walk to bus stop, 1 transfer.

43

Nightlife

Average

The immediate area has a genuine evening social atmosphere — bars, restaurants, and a jazz club within 600m support an active expat social scene. It falls short of a dedicated nightlife district, with no concentrated strip of late-night destination venues.

0

Quietness

Below Avg

Quietness is the address's main environmental drawback. Nguyễn Văn Hưởng runs through the heart of Thảo Điền's active international enclave, where the concentration of evening venues generates consistent ambient noise well into the night.

* Score includes on-site amenities that are planned or under construction, not yet open.

Domo Scores™

7.7

🏠 Homeowner

Good

7.5

📈 Investor

Good

Balanced for both homeowners and investors.

River Garden is Thảo Điền's most established expat address on Nguyễn Văn Hưởng — BIS walkability and Savills management sustain a rental premium that newer competing projects on this corridor cannot easily replicate. The tradeoffs are a 10-year-old building and a high minimum unit cost.

🏠 Homeowner

Value

7.3

Livability

7.8

Legal & delivery

8.7

Location & connectivity

7

📈 Investor

Value

7.3

Returns & exit

7.5

Legal & delivery

8.7

Location & demand

6.9

Why the scores differ

Homeowner: A reliable homeowner choice in HCMC's most established expat enclave. Both BIS HCMC campuses are walkable on the same street, pink books are fully issued, and Savills management maintains building standards well above average for a project of this age. The real tradeoff is a 10-year-old building and a high minimum entry cost — all units start at 135 m².

Investor: The investment case is anchored by a rare and durable tenant pool, not by speculation. BIS walkability sustains expat family rental demand across market cycles, with 2–3BR apartments achieving 25–51M VND/month; implied yield at current resale prices is roughly 3–4%. Building age and large minimum unit sizes limit the capital appreciation case and narrow the buyer pool.

Price & Market

Current Market Price

99 triệu/m²

📈 +161% since launch

Market range	79,4 triệu – 118,4 triệu/m²
Unit price	8,3 tỷ – 25,4 tỷ
Rent	25 triệu – 102 triệu/mo
Launch price	38 triệu/m²

Est. Rental Yield4.5%

•🟢 BIS HCMC walkability on the same street is the rarest and most durable rental premium in Thảo Điền — very few projects sit within 800m of both campuses, and this demand has been sustained across more than a decade of market cycles
•🟢 Metro Line 1 at An Phú station (operational since December 2024, approximately a 10-minute walk) and the Ring Road 3 Thu Đức section (open December 2025) materially reduce the peak-hour car commute burden for working residents on this corridor
•🟡 Current resale listings show 79–118M VND/m² with a typical of 99M — an 8% discount to the upper-mid peer median, reflecting building age rather than any location or management quality discount
•🟡 Rental demand is concentrated in the BIS expat family segment; 2–3BR units reach 25–51M VND/month, implying an annual yield of roughly 3–4% at current resale prices — adequate for a mature secondary address but not exceptional
•🔴 Ambient noise is rated high throughout this corridor — the density of cafés, restaurants, and bars that drives the lifestyle score also limits evening and weekend quietness, a material quality-of-life consideration for noise-sensitive buyers

Is this a good deal?

Project	Price	Distance
River Garden	99 triệu/m²	—
Tropic Garden	54 triệu/m²	0.2 km
Xi Riverview Palace	85 triệu/m²	0.4 km

Should you buy here?

Best for:

✓Expatriate families with children enrolled or enrolling at BIS HCMC — both campuses within an 800m walk on the same street
✓Homeowners prioritising low-density resort-style living in a professionally managed compound
✓Buyers who value an active expat owner community with a dedicated committee and pet-friendly compound

Not ideal for:

✗Buyers seeking newer construction at a comparable price per square metre
✗Those sensitive to evening noise — the active international café and bar scene on Nguyễn Văn Hưởng generates consistent ambient sound into the night

Market Trends

Resale listings are active at a typical 99M VND/m², with rental demand steady in the BIS expat family segment; Metro Line 1 connectivity provides structural long-term support for values along this corridor.

Decision Factors

Strengths

✓BIS HCMC walkability on the same street — both Junior and Secondary campuses within 800m, a proximity advantage almost no other residential project in Thảo Điền can match
✓Pink books fully issued, Savills-managed since 2015 — clean legal standing and above-average building maintenance for a project of this vintage
✓34% construction density with resort-style grounds — outdoor pool, renovated tennis court, three BBQ pavilions, gym and sauna — well above typical mid-rise amenity offerings in this price band

Tradeoffs

!Building completed 2015 — over 10 years old; Savills maintenance is above average for its age, but building systems are aging and will require progressively larger capital investment
!No units under 135 m² — high minimum purchase price per unit, concentrating both tenant and buyer pools in the large-format expat family segment
!High ambient noise — Nguyễn Văn Hưởng's international café and bar scene is lively into the evening, making this an unsuitable address for buyers prioritising quiet residential surroundings

Watch items

?Building condition: with 10+ years of occupancy, verify elevator, water system, and mechanical infrastructure condition via an independent building survey before purchase — Savills management is professional but does not eliminate age-related maintenance risk
?Tenant concentration risk: rental demand is primarily BIS expat families — occupancy tracks school enrollment cycles, so verify current vacancy rates and forward tenant availability before anchoring to a yield assumption

Unit Types

2BR

2 Beds · 2 Baths · 135–138 m²

10,66 tỷ – 13,66 tỷ

88 triệu/m²

Rent: 25 triệu - 41 triệu/mo

Young families

3BR

3 Beds · 2–3 Baths · 137–153 m²

11,5 tỷ – 15,5 tỷ

99 triệu/m²

Rent: 33 triệu - 51 triệu/mo

Growing families

4BR

4 Beds · 3 Baths · 156 m²

12,7 tỷ – 16 tỷ

99 triệu/m²

Rent: 38 triệu - 56 triệu/mo

Growing families

Penthouse

4 Beds · 3–4 Baths · 291–293 m²

Under review

22,2 tỷ – 25,4 tỷ

99 triệu/m²

Rent: 80 triệu - 102 triệu/mo

Growing families

Duplex

4–5 Beds · 3–4 Baths · 266–276 m²

Under review

≈ 26,33 tỷ – 27,32 tỷ est.

99 triệu/m²

Rent: 89 triệu - 91 triệu/mo

Growing families

Project Details

Developer	Indochina Land
Status	Delivered 2015
Total Units	210
Towers	2

Legal Information

Launch Date	2011
Handover	2015-Q1
Construction Permit	Approved
Pink Book	Issued
Legal Notes	Project completed Q1 2015 and fully handed over. Pink books (sổ hồng) issued for units. Developed by Indochina Land in joint venture with Hải An Corp. Managed by Savills since completion. Searched: sổ hồng River Garden, pháp lý River Garden Thảo Điền, Indochina Land pháp lý — no adverse legal findings.

Amenities

👨‍👩‍👧 Family: British International School's Junior Campus (225 Nguyễn Văn Hưởng) and Secondary Campus (246 Nguyễn Văn Hưởng) are on the same street — 500–800 m walk — making this the strongest school-proximity advantage of any residential project in Thảo Điền. A landscaped playground, basketball area, and club room with lending library add structured family spaces within the compound.

🏋️ Fitness: The outdoor pool complex pairs a main adult pool with a children's pool set in landscaped grounds — the resort-style setting exceeds what comparable Thảo Điền projects offer at this price tier. A fully equipped gymnasium, sauna, and separate male and female steam rooms complete the wellness offering at the club room level.

🏖️ Lifestyle: Three dedicated outdoor BBQ pavilions — each accommodating 10–30 guests with grilling stations, refrigeration, and covered seating — serve as the primary social venue for the predominantly expat community. The low-density resort ambience and Thảo Điền's café and restaurant strip a short walk away complete the lifestyle offer.

🛒 Convenience: Two basement levels provide car and motorbike parking for all residents, with separate monthly rates. Savills manages the building with 24/7 security and CCTV. Fiber-optic internet is available throughout; four high-speed elevators serve both blocks.

🏊 Pool♨️ Sauna🌳 Garden🔥 BBQ Area👶 Kids Pool🧒 Play Area🔒 Security🛎️ ConciergeSteam Room🅿️ Car Parking🎾 Tennis Court🏋️ Gym🏀 Basketball CourtGenerator Backup🏍️ Motorbike Parking

Location & Commute

River Garden

19 min

District 1 CBD

41 min

Tân Sơn Nhất Airport

56 min

Long Thành Airport

CBD (peak)	26 min
CBD (off-peak)	19 min
Airport (peak)	46 min
Airport (off-peak)	41 min
Long Thành (peak)	62 min
Long Thành (off-peak)	56 min

🚇

Metro

Thao Dien Station

2.1km

🛍️

Mall

Sense City Pham Van Dong

1.5km

🛒

Supermarket

AEON Supermarket

Next door

🏫

Schools

International French School of Ho Chi Mi…

Next door

🏥

Hospitals

Gia Dinh People’s Hospital

2.4km

🌳

Park

Thanh Da Park

Nearby

Major Roads

Nguyễn Văn Hưởng — the project's home street and Thảo Điền's main residential spine, hosting two BIS HCMC campuses within 500–800 m and connecting to Xa Lộ Hà NộiXa Lộ Hà Nội

🔇 High Noise🌊 None Flood🛣️ Not Near Highway

The resident base is predominantly expatriate — approximately 60% foreign nationals, including corporate professionals, diplomats, and senior staff drawn by direct walkable access to British International School and Thảo Điền's international lifestyle corridor. The remaining 40% are Vietnamese professionals and investors. An active owner's committee maintains a dedicated community website, and the compound is pet-friendly — both indicators of a stable, long-term residential community.

Things to consider (not deal breakers)

⚠️ Traffic

Nguyễn Văn Hưởng is a relatively quiet residential street, but the approach to Xa Lộ Hà Nội and the ...

Nguyễn Văn Hưởng is a relatively quiet residential street, but the approach to Xa Lộ Hà Nội and the Thu Thiem Tunnel toll plaza create peak-hour delays for car commuters heading to District 1 — typically 10–20 extra minutes during morning rush. School run windows (7–8 am) add congestion across the Thảo Điền lane network.

→ An Phú Metro Line 1 Station is approximately a 10-minute walk, providing a practical car-free alternative for the District 1 commute and significantly reducing peak-hour friction for residents working in the city centre.

🌊 Flood Risk

The Nguyễn Văn Hưởng corridor has historically experienced less flooding than lower-lying parts of T...

The Nguyễn Văn Hưởng corridor has historically experienced less flooding than lower-lying parts of Thảo Điền. The project's landscaped setbacks and above-street podium entry provide natural drainage buffering.

Sub-zones

🏢

Block A

0 listings

8,3 tỷ - 25,4 tỷ

79,4 triệu - 118,4 triệu/m²

🏢

Block B

0 listings

8,3 tỷ - 25,4 tỷ

79,4 triệu - 118,4 triệu/m²

Notable Places

BBQ Pavilions

Three dedicated outdoor barbecue pavilions, each accommodating 10–30 guests with grilling stations, refrigerator, sink, microwave, and ceiling fans. At this scale and setup, the pavilions function as a genuine private event venue — uncommon in residential compounds at this price tier.

Club Room & Lending Library

A residents' club room adjacent to the gymnasium, overlooking the pool, with a small lending library integrated into the space. A lending library in a condominium is rare in Ho Chi Minh City at any price tier and reflects the project's predominantly family-oriented, book-reading expat demographic.

Outdoor Pool Complex

A resort-style outdoor pool complex with a main adult pool and a separate children's pool set within the landscaped compound grounds. The 34% building density gives the pool area unusual openness for a mid-rise development — closer in feel to a villa resort than a standard high-rise amenity deck.

Tennis Court

A full-size tennis court with night lighting, renovated in 2023 and bookable via mobile app. The level of upkeep and app-based booking infrastructure is above average for a project of this vintage in Thảo Điền.